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HomeMy WebLinkAboutZ-8499 Staff AnalysisNovember 5, 2009 ITEM NO.: 4 FILE NO.: Z-8499 NAME: Higgins Multisectional Manufactured Home — Conditional Use Permit LOCATION: 4305 West Line Road OWNER/APPLICANT: Mark and Lucille Higgins PROPOSAL: A conditional use permit is requested to allow for the placement of a multisectional manufactured home on this R-3 zoned lot. SITE LOCATION: The property is located west of College Station, south of Frazier Pike and 3M Road. 2, COMPATIBILITY WITH NEIGHBORHOOD: The property is located in a sparsely developed area characterized primarily by undeveloped property and vacant lots. Several homes in this area were destroyed by the 1997 tornado and have never been rebuilt. One single-family residence is located to the north and what appears to be a vacant residential structure is located to the east. Large areas of vacant properties are located to the west and south with mining properties (3M) located beyond in both directions. The proposed home does not appear to be incompatible with the area. All owners of properties located within 200 feet of the site, all residents within 300 feet who could be identified and the College Station Neighborhood Association were notified of this request. 3. ON SITE DRIVES AND PARKING: One parking space is required. A single driveway is existing on the site. A second, singlewide driveway is proposed. 4. SCREENING AND BUFFERS: No Comments. 5, PUBLIC WORKS COMMENTS: No Comments. November 5, 2009 ITEM NO.: 4 Cont.) FILE NO.: Z-8499 6. UTILITY, FIRE DEPT. AND CATA COMMENTS: Wastewater: Sewer main extension required with easements for this project. Entergy: Approved as submitted. CenterPoint Energy: No Comments received. AT&T (SBC): No Comments received. Water: No objection. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. SUBDIVISION COMMITTEE COMMENT: (OCTOBER 8, 2009) The applicants were present. Staff presented the item and noted little additional information was needed. In response to a question from staff, the applicants stated the home would be a new, 2008 or 2009 model with a vinyl siding exterior. Staff asked the applicants to indicate any porches or decks to be added to the home. It was noted that the home, including decks and porches, would have to meet setback requirements. Staff noted the siting criteria of Section 36-254(d)(5) of the Code and stated placement of the home would have to meet those criteria. Utility Comments were noted. The applicants were advised to respond to staff issues by Wednesday October 14, 2009. The Committee forwarded the item to the full Commission. STAFF ANALYSIS: The applicants are requesting approval of a conditional use permit to allow placement of a multisectional manufactured home on this R-3 zoned lot. The property currently contains a two-story accessory building, which will be used solely for storage purposes. The property is located in a sparsely developed area characterized primarily by vacant lots and undeveloped properties. Several properties in the area remain vacant after the homes on them were destroyed by P1 November 5, 2009 ITEM NO.: 4 (Cont. FILE NO.: Z-8499 the 1997 tornado. 3M Company mining property is located one block to the south and 3 blocks to the west. The proposed 28' X 56' home will be placed on the property so as to comply with zoning setbacks. The home is a 2009 model with vinyl siding and a pitched, shingled roof. Porches will be added to the front and rear of the home. A single car driveway will provide access to the site. To staff's knowledge, there are no outstanding issues. The 1902 bill of assurance for the subdivision does not address use issues. STAFF RECOMMENDATION: Staff recommends approval of the requested C.U.P. subject to compliance with the following conditions: 1. Compliance with the utility comments in Section 6 of the agenda staff report. 2. Placement of the home, including porches, must comply with the Zoning Ordinance setbacks. 3. Placement of the home must comply with the following siting criteria from Section 36-254(d)(5) of the Code. a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport elements. c. Permanent foundation. d. Exterior wall finished so as to be compatible with the neighborhood. e. Orientation compatible with placement of adjacent structures. f. Underpinning with permanent materials. g. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. PLANNING COMMISSION ACTION: (NOVEMBER 5, 2009) The applicants were present. There were no objectors present. Staff presented the item and a recommendation of approval subject to compliance with the conditions noted in the "staff recommendation" above. There was no further discussion. 3 November 5, 2009 ITEM NO.: 4 (Cont. FILE NO.: Z-8499 The item was placed on the consent agenda and approved as recommended by staff by a vote of 7 ayes, 0 noes, 2 absent and 2 open positions. CI SUBDIVISION COMMITTEE COMMENTS OCTOBER 8, 2009 ITEM NO.: 4 HIGGINS MULTISECTIONAL MANUFACTURED HOME .CONDITIONAL USE PERMIT — 4305 WESTLINE ROAD Z-8499 Planning Staff Comments: 1. Provide year model of home. 2. Provide information on exterior of home (vinyl siding?). 3. Will porches or decks be added? If so, indicate them on the site plan. 4. Placement of the home must comply with the following siting criteria from Section 36-254 (d)(5) of the Code: a. A pitched roof of three (3) in twelve (12) or fourteen (14) degrees or greater. b. Removal of all transport elements. c. Permanent foundation. d. Exterior wall finished so as to be compatible with the neighborhood. e. Orientation compatible with placement of adjacent structures. f. Underpinning with permanent materials. g. All homes shall be multisectional. h. Off-street parking per single-family dwelling standard. 5. The 1902 Bill of Assurance for Fletcher's Subdivision does not address use issues. Variance/Waivers: • None requested. Public Works: No Comments. Utilities and Fire De artment/Count Planning: Wastewater: Sewer main extension required with easements for this project. Entergy: No Comments Received. Centerpoint Energy: No Comments Received. AT&T (SBC): No Comments Received, Water: No objection. Fire Department: Approved as submitted. County Planning: No Comments. CATA: The site is not located on a CATA bus route. Planning Division: No Comments. Landscape: No comments on this single family application. Other: Submit responses to staff comments and four (4) copies of revised plan no later than Wednesday October 14, 2009. Required notices must be sent via certified mail not later than October 21, 2009 and proof of notice returned to staff no later than October 30, 2009.